4298 South St · Marianna, FL 32448

$130,000

3 bd · 1.0 ba · 890 sqft · SingleFamily public records · 27 Days on market

Built 1946 5,227 sqft lot Est $114k · 14% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING Home for sale! Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

Key facts

• Close to schools
• Nearby amenities
• Local restaurants

Tags

• SMALL-TOWN LIVING
• NEARBY AMENITIES
• CLOSE TO SCHOOLS
• LOCAL RESTAURANTS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Public sewer
• Home design: Single-family residential zoning
• Construction: Block construction; Metal roof
• Exterior features: Open porch; Paved lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Kitchen (12.5 x 7); Electric Range
• Bedrooms: Primary bedroom; First-floor bedrooms (2): 10 x 10 and 10.5 x 9
• Bathrooms: 1 full bathroom (7.5 x 6)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: 7 total rooms; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.7% below list).
• Recommended offer: $110k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Marianna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#592 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D, amenities F, commute F.
• Jackson (rural): math 47% / reading 54% proficiency, ranked #39 of 73 in FL (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 163 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,644 (15.7% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $113,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 Wynn St	0.30mi	2/1.0 (-1)	886 (-0%)	9mo	$130,000	$147	73
2760 Wynn St	0.37mi	2/1.0 (-1)	875 (-2%)	5mo	$88,000	$101	71
2925 Orange St	0.65mi	3/1.0	858 (-4%)	2mo	$125,000	$146	62
2850 Stuart Ave	0.27mi	2/1.0 (-1)	816 (-8%)	23mo	$60,000	$74	50
2849 Miltonia Ave	0.28mi	3/1.0	1,008 (+13%)	23mo	$101,000	$100	46
2769 Brenda St	0.39mi	2/1.0 (-1)	960 (+8%)	23mo	$130,000	$135	44
2925 Harley Dr	0.73mi	3/1.5	1,012 (+14%)	12mo	$130,000	$128	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-20,202
• Equity at exit: $19,383

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-16,511
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32448

• Home prices YoY: -29.9%
• Active inventory: 163
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $14

Break-even live

Break-even rent $1,079

Max offer price $130,000

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 27 DOM
2. 2026-06-17
   days on market $130,000 Active 26 DOM
3. 2026-06-16
   days on market $130,000 Active 25 DOM
4. 2026-06-15
   days on market $130,000 Active 24 DOM
5. 2026-06-13
   days on market $130,000 Active 22 DOM
6. 2026-06-12
   days on market $130,000 Active 21 DOM
7. 2026-06-09
   days on market $130,000 Active 18 DOM
8. 2026-06-08
   days on market $130,000 Active 17 DOM
9. 2026-06-07
   days on market $130,000 Active 16 DOM
10. 2026-06-04
    days on market $130,000 Active 12 DOM
11. 2026-06-02
    days on market $130,000 Active 11 DOM
12. 2026-06-01
    days on market $130,000 Active 10 DOM
13. 2026-05-31
    days on market $130,000 Active 9 DOM
14. 2026-05-31
    days on market $130,000 Active 8 DOM
15. 2026-05-22
    listed $130,000 Active
16. 2024-03-18
    soldstatus $110,000
17. 2024-03-14
    soldstatus $110,000 Closed 320-char remark

    Show marketing remark (316 chars)

    CHARMING Home for sale!Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

18. 2024-03-14
    soldstatus $110,000 316-char remark

    Show marketing remark (316 chars)

    CHARMING Home for sale!Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

19. 2024-01-31
    status Pending 320-char remark

    Show marketing remark (316 chars)

    CHARMING Home for sale!Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

20. 2024-01-31
    listed $110,000 316-char remark

    Show marketing remark (316 chars)

    CHARMING Home for sale!Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

21. 2024-01-26
    price $114,900 320-char remark

    Show marketing remark (320 chars)

    CHARMING Home for sale! Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

22. 2024-01-20
    listed $124,900 Active 320-char remark

    Show marketing remark (320 chars)

    CHARMING Home for sale! Discover this delightful 3 bed 1 bath gem nestled in the heart of Marianna, Ideal for starters or as a rental investment, this quaint house offers the convenience of being close to grocery stores, schools, and restaurants. Don't miss out--reach out to your preferred realtor now for a viewing!

23. 2023-11-08
    soldstatus $65,000
24. 2014-12-30
    soldstatus $65,000
25. 2013-04-02
    soldstatus $70,000
26. 2012-07-06
    soldstatus $64,000
27. 2008-11-14
    soldstatus $64,100
28. 2007-01-04
    soldstatus $62,500
29. 1998-04-01
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,157
• − Mortgage interest: −$7,282
• − Property taxes: −$1,398
• − Insurance: −$650
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,782
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $659/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson
• NCES district ID: 1200960
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $36,824
• Composite: 41.92/100
• National rank: #3358
• State rank: #39 of 73 in FL

Livability — Marianna

• Score: 66/100
• State rank: #592
• US rank: #11318

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, FL
• Population (ZIP): 8,041

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,095 people
• By 2030: 44,432 · -3.6%
• By 2040: 41,077 · -10.9%
• By 2050: 37,587 · -18.5%
• By 2075: 28,921 · -37.3%
• By 2100: 19,332 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Black 41% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.7%
• 2008→2024 swing: -18.0pp toward R · 2008: -28.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+38.9 2016: R+37.4 2012: R+29.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.86%
• Current HPI: 140.1373
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1344.4% since first listed

15 events — show timeline

• 2026-05-22 Listed $130,000 CPARMLS
• 2024-03-18 Sold (Public Records) $110,000 Public Records
• 2024-03-14 Sold (MLS) $110,000 CATRS
• 2024-03-14 Sold (MLS) $110,000 CPARMLS
• 2024-01-31 Pending — CPARMLS
• 2024-01-31 Listed $110,000 CATRS
• 2024-01-26 Price Changed $114,900 CPARMLS
• 2024-01-20 Listed $124,900 CPARMLS
• 2023-11-08 Sold (Public Records) $65,000 Public Records
• 2014-12-30 Sold (Public Records) $65,000 Public Records
• 2013-04-02 Sold (Public Records) $70,000 Public Records
• 2012-07-06 Sold (Public Records) $64,000 Public Records
• 2008-11-14 Sold (Public Records) $64,100 Public Records
• 2007-01-04 Sold (Public Records) $62,500 Public Records
• 1998-04-01 Sold (Public Records) $9,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $1,398 · +1.5% YoY. Source: county tax records.